Mortgage instalment on 500, 600, 700, 800 thousand zł over 25–35 years – tables 2026
Author: Tacjana MasiukiewiczMortgages~13 min read
At the average interest rate on new home loans in July 2026 (6.07% according to the NBP), the instalment on a 600 thousand zł mortgage over 30 years in equal instalments is about 3,624 zł, on 500 thousand zł about 3,020 zł, on 700 thousand zł about 4,228 zł, and on 800 thousand zł over 35 years about 4,599 zł. Below you will find our instalment tables for amounts from 400 thousand to 1 million zł, three interest-rate levels and terms of 25–35 years, a comparison of equal and decreasing instalments, the income needed for each amount, and a conversion to typical flats from our offer in Warsaw and Wrocław.
Key facts
- The average interest rate on new home loans in zloty in July 2026 is 6.07% (NBP), and the NBP reference rate has been 3.75% since 5 March 2026.
- The instalment on a 600 thousand zł loan at 6.07%: about 3,892 zł over 25 years, 3,624 zł over 30 years and 3,449 zł over 35 years (equal instalments).
- Lengthening the term from 25 to 35 years lowers the instalment on 600 thousand zł by about 443 zł, but raises the total interest by about 281 thousand zł.
- Decreasing instalments on 600 thousand zł over 30 years: the first about 4,702 zł, the last about 1,675 zł, and the total interest about 157 thousand zł lower than with equal instalments.
- To carry a 600 thousand zł loan under the rules of Recommendation S (a 2.5 percentage point buffer, an instalment of up to 40–50% of income) you need at least about 9,700–12,100 zł net a month.
What is the mortgage instalment in 2026? A table at 6.07%
The starting point is the average interest rate on new home-loan contracts in zloty in July 2026 – 6.07% according to the NBP's interest rate statistics (data excluding renegotiated contracts, the latest available month). Your offer may be lower or higher: it depends on the bank's margin, the benchmark (WIBOR or a fixed rate), your deposit and whether you take additional products. The table shows the equal (annuity) instalment, the most commonly chosen variant.
| Loan amount | 25 years | 30 years | 35 years |
|---|---|---|---|
| 400 thousand | 2,594 | 2,416 | 2,300 |
| 500 thousand | 3,243 | 3,020 | 2,874 |
| 600 thousand | 3,892 | 3,624 | 3,449 |
| 700 thousand | 4,540 | 4,228 | 4,024 |
| 800 thousand | 5,189 | 4,832 | 4,599 |
| 1 million | 6,486 | 6,041 | 5,749 |
A simple rule from the table: at current rates every 100 thousand zł of a 30-year loan is about 600 zł of instalment a month. The formula we used: instalment = K × r / (1 − (1 + r)−n), where K is the loan amount, r the annual interest rate divided by 12, and n the number of instalments.
The instalment on 500, 600, 700 and 800 thousand zł at interest of 5.5% and 7%
Banks' offers differ, and a variable rate can change during repayment. That is why we also calculated two scenarios: a more favourable one (5.5%) and a dearer one (7%). A difference of 1.5 percentage points on 600 thousand zł over 30 years is about 585 zł a month.
| Loan amount | 25 years | 30 years | 35 years |
|---|---|---|---|
| 400 thousand | 2,456 | 2,271 | 2,148 |
| 500 thousand | 3,070 | 2,839 | 2,685 |
| 600 thousand | 3,685 | 3,407 | 3,222 |
| 700 thousand | 4,299 | 3,975 | 3,759 |
| 800 thousand | 4,913 | 4,542 | 4,296 |
| 1 million | 6,141 | 5,678 | 5,370 |
| Loan amount | 25 years | 30 years | 35 years |
|---|---|---|---|
| 400 thousand | 2,827 | 2,661 | 2,555 |
| 500 thousand | 3,534 | 3,327 | 3,194 |
| 600 thousand | 4,241 | 3,992 | 3,833 |
| 700 thousand | 4,947 | 4,657 | 4,472 |
| 800 thousand | 5,654 | 5,322 | 5,111 |
| 1 million | 7,068 | 6,653 | 6,389 |
If you wonder whether to protect yourself against such swings, compare the variants in the article a fixed or variable mortgage rate. With a periodically fixed rate the instalment does not change for the whole period the fixed rate applies, with a variable rate it reacts to changes in the benchmark.
25, 30 or 35 years? How much interest you will pay
A longer term lowers the instalment but raises the total cost considerably. Below is the total interest at 6.07% if you repay the loan according to the schedule, without overpayments.
| Loan amount | Interest – 25 years | Interest – 30 years | Interest – 35 years |
|---|---|---|---|
| 400 thousand | 378 thousand | 470 thousand | 566 thousand |
| 500 thousand | 473 thousand | 587 thousand | 707 thousand |
| 600 thousand | 567 thousand | 705 thousand | 849 thousand |
| 700 thousand | 662 thousand | 822 thousand | 990 thousand |
| 800 thousand | 757 thousand | 940 thousand | 1,132 thousand |
| 1 million | 946 thousand | 1,175 thousand | 1,415 thousand |
An example: a loan of 800 thousand zł over 35 years means an instalment of about 4,599 zł – 590 zł lower than over 25 years. For that difference, however, you will pay about 375 thousand zł more in interest. That is why many people take a loan for 30–35 years to fit within their borrowing capacity and then overpay it as their income grows. It is then worth checking in the agreement how the bank settles an overpayment – whether it lowers the instalment or shortens the term.
Equal or decreasing instalments – a comparison for 600 thousand zł over 30 years
With equal instalments every instalment is the same (at an unchanged interest rate), but at the start it consists mainly of interest. With decreasing instalments you repay the same part of the principal every month, and interest is calculated on an ever smaller debt – the instalment is highest at the start and falls every month.
| 600 thousand zł, 30 years, 6.07% | Equal instalments | Decreasing instalments |
|---|---|---|
| The first instalment | 3,624 | 4,702 |
| The last instalment | 3,624 | 1,675 |
| The principal part of the instalment | grows over time | constant: 1,667 |
| Total interest | about 705 thousand | about 548 thousand |
| A decreasing instalment lower than the equal one | – | from the 129th month (the 11th year) |
Decreasing instalments mean about 157 thousand zł less interest, but the first instalment is about 1,080 zł higher. For the first 10 years you pay more than with equal instalments – it is this one you must carry at the start and it decides whether you fit within your borrowing capacity. Decreasing instalments make sense when you have a high, stable income and room in the budget. If you are buying a flat at the limit of your capacity, equal instalments with overpayments are safer – the interest effect is similar, and the mandatory instalment lower.
Want to see what your instalment will be at specific banks, not in a table with an average? Book a consultation with a mortgage expert – we will compare offers from several banks, equal and decreasing instalments and variants of a fixed and a variable rate.
What income do you need for a loan of 500, 600, 700 and 800 thousand zł?
A bank does not ask only whether you can afford the instalment today. The KNF's Recommendation S requires that for a loan with a variable rate capacity be calculated at an interest rate at least 2.5 percentage points higher, and for a term longer than 25 years as if the loan were for 25 years. The KNF also expects special caution when instalments exceed 40% of income (for incomes up to the regional average) or 50% (for higher ones). We use the same method in the article on borrowing capacity.
| Loan amount | Test instalment (8.57%, 25 years) | Minimum net income (instalment = 50%) | Net income at an instalment of 40% |
|---|---|---|---|
| 400 thousand | 3,240 | 6,500 | 8,100 |
| 500 thousand | 4,050 | 8,100 | 10,100 |
| 600 thousand | 4,860 | 9,700 | 12,100 |
| 700 thousand | 5,670 | 11,300 | 14,200 |
| 800 thousand | 6,480 | 13,000 | 16,200 |
| 1 million | 8,099 | 16,200 | 20,200 |
The table shows the lower limit of the income of the whole household. If you are buying alone, see what flat you can realistically finance from one salary – we write about this in the article a mortgage for a single person (in Polish).
The instalment for a typical flat in Warsaw and Wrocław – in our offer
Instead of abstract amounts we converted the median flat prices from our offer – according to data from the TM Invest offer, as of 27 September 2026. The assumption: a deposit of 20% of the price (the typical minimum at an LTV of 80% from Recommendation S), a loan for the remaining 80%, interest of 6.07%, equal instalments. On top of the deposit you also add the costs of purchase, e.g. the notary and entries in the land and mortgage register.
| Flat (median price) | An 80% loan | Instalment, 25 years | Instalment, 30 years | Instalment, 35 years | Min. net income |
|---|---|---|---|---|---|
| Warsaw, 2 rooms – 755,824 | 604,659 | 3,922 | 3,652 | 3,476 | 9,800–12,200 |
| Warsaw, 3 rooms – 935,503 | 748,402 | 4,854 | 4,521 | 4,303 | 12,100–15,200 |
| Wrocław, 2 rooms – 662,405 | 529,924 | 3,437 | 3,201 | 3,047 | 8,600–10,700 |
| Wrocław, 3 rooms – 878,658 | 702,926 | 4,559 | 4,246 | 4,041 | 11,400–14,200 |
An example: a 2-room flat in Wrocław for 662,405 zł – the median in our offer – requires about 132 thousand zł of deposit and a loan of about 530 thousand zł. The instalment over 30 years is about 3,201 zł, and a couple earning 9–11 thousand zł net together has a real chance of such a loan. In Warsaw the median of a two-room flat is 755,824 zł, so the instalment rises to about 3,652 zł. Cheaper options are in districts where the medians of two-room flats are lower – e.g. in Białołęka (553,358 zł) or in Wrocław's Fabryczna (511,792 zł). You will find the full list in the catalogues of flats in Warsaw and flats in Wrocław, and all developments on the page of new developments. If you have less than a 20% deposit, see the options in the article on the deposit.
Interest versus APR – why the real cost is higher than in the table
We calculate the instalment tables from the nominal interest rate. The Mortgage Loan Act, however, defines the annual percentage rate of charge (RRSO, APR) as the total cost of the loan borne by the consumer, expressed as a percentage of the loan amount per year (art. 4 pt 17). The bank includes in it, among other things, commission and mandatory costs, e.g. of the account from which you pay. If the interest is variable, the APR is calculated on the assumption that the rate will not change – that is why in the information form the bank must also show an illustrative APR with a significant rise in rates.
An example: a loan of 600 thousand zł over 30 years at an interest rate of 6.07%. Even without any fees the APR is about 6.24%, because the statutory formula takes into account the monthly payment of interest. With a 1% commission (6,000 zł) the APR rises to about 6.34%, and with a 2% commission to about 6.44% (our own calculation under the formula in annex no. 3 to the Act). Insurance required by the bank raises it further. How to read the APR, margin and commission when comparing banks we explain in the article which bank for a mortgage.
You will get the exact instalment, APR and repayment schedule from the bank in the information form (ESIS) before signing the agreement – the bank must provide it on a durable medium (art. 11). We describe the whole process from application to payout in the guide a mortgage in Poland step by step.
Frequently asked questions
What is the instalment on a 600 thousand zł loan over 30 years?
At the average interest rate of July 2026 (6.07%) about 3,624 zł in equal instalments. At 5.5% it would be about 3,407 zł, and at 7% about 3,992 zł. The cost of insurance and the account may be added to the instalment.
What is the instalment on a 500 thousand zł loan over 30 years?
About 3,020 zł at an interest rate of 6.07% (equal instalments). Over 25 years the instalment rises to about 3,243 zł, and over 35 years falls to about 2,874 zł. To get such a loan you need, roughly, at least 8.1–10.1 thousand zł net of household income.
What is the instalment on an 800 thousand zł loan over 35 years?
About 4,599 zł at 6.07%, about 4,296 zł at 5.5% and about 5,111 zł at 7%. The total interest at 6.07% over 35 years is about 1.13 million zł – more than the borrowed amount itself.
How much do you need to earn to get a 700 thousand zł loan?
According to our calculation based on Recommendation S – at least about 11.3 thousand zł net if the bank accepts an instalment of up to 50% of income, and about 14.2 thousand zł at a threshold of 40%. That is the income of the whole household without other commitments; the bank will also deduct living costs.
Which pays better: equal or decreasing instalments?
Decreasing instalments are cheaper over the whole term – on 600 thousand zł over 30 years you save about 157 thousand zł of interest. They require, however, a higher instalment at the start (about 4,702 zł instead of 3,624 zł), which makes it harder to get the loan. Equal instalments with regular overpayments give a similar effect with a lower mandatory instalment.
How does the interest rate differ from the APR?
The interest rate is the cost of the borrowed capital alone (the margin plus the benchmark or a fixed rate). The APR covers the total cost of the loan, including commission and mandatory fees, and is expressed per year. Use the APR and the total amount payable to compare offers.
Summary
At interest of about 6% every 100 thousand zł of a 30-year loan costs about 600 zł of instalment a month: 500 thousand zł is about 3,020 zł, 600 thousand zł – 3,624 zł, 700 thousand zł – 4,228 zł, 800 thousand zł – 4,832 zł. A longer term lowers the instalment but costs hundreds of thousands of zloty in interest, and decreasing instalments are cheaper, though harder at the start. Whether you get a loan is decided by the test instalment with a 2.5 percentage point buffer – for a typical two-room flat from our offer that means an income from about 8.6 thousand zł net in Wrocław and about 9.8 thousand zł in Warsaw.
The tables show an average – your instalment depends on the specific offer. Book a consultation with a mortgage expert – we will compare offers from several banks, calculate the instalment and APR for your chosen flat and suggest which repayment term makes sense for you.
Legal status as of September 2026, market data – NBP (July 2026) and the TM Invest catalogue (27 September 2026). All instalments, interest, APR and incomes are indicative calculations under simplified assumptions (a fixed interest rate for the whole term, no additional costs) – they are not an offer within the meaning of the Civil Code or financial advice. The credit decision and final terms are set by the bank.
Sources
- NBP, interest rate statistics (MIR) – interest on new home-loan contracts in PLN, July 2026: 6.07%.
- NBP, basic interest rates – the reference rate of 3.75% since 5 March 2026.
- Mortgage Loan Act and the Act on Supervision of Mortgage Credit Intermediaries and Agents – consolidated text, Journal of Laws 2025 item 720 (art. 4 pt 17, art. 7, art. 11, art. 20, annex no. 3 – the APR formula).
- KNF, Recommendation S – the version after the amendment of June 2023 (glossary pt 7a – the interest rate buffer, recommendations 7.2–7.3, 9.3, 15.5).
- Flat prices: the TM Invest catalogue of developments, as of 27 September 2026.
